The Full Report
McNab Park — A Public Accounting
The complete case for what happened to a 74-year-old public park, told in chronological order, every claim cited to a primary source.
Pompano Beach · District 1 · May 2026
What happened to McNab Park.
A 2.5-acre neighborhood park, dedicated to local veterans in 1952, was leased to the City's redevelopment agency in 2019 for fifty years at ten dollars a year. The agency missed its own four-year deadline almost three years ago. Federal money landed two weeks after the default. The lease has never been declared in default. Every claim on this page is footnoted to a primary source.
I — The Case
The 90‑second version
McNab Memorial Park is one of the last substantial neighborhood parks in District 1. To its south sits a cemetery. In September 2019, the Pompano Beach Community Redevelopment Agency (CRA) signed a 50‑year lease on the northern half of the park, from the City to the CRA, at $10 a year.1
The City Charter — Section 250 — says the disposal of a park requires a vote of the people.2 There was no vote. The voters were given the chance to weaken §250 on November 5, 2024, and they declined: of three local Charter amendments on the ballot, only Amendment #1 passed; Amendments #2 and #3 — which would have loosened lease and contract rules — failed.3
The lease itself sets a deadline. Section 5.1 required the CRA to spend $2,700,000 on Capital Improvements within four years, with at least $1,350,000 within two years. The lease's own words call missing those deadlines a "major breach … entitling the City to all remedies occasioned by default." §5.2 expressly cites City Charter §250 by name.4
That four-year deadline lapsed on September 16, 2023. As of today, that is approximately 975 days ago.
Of the money disclosed to date, only $882,123.69 — the relocation of the McNab House — cleanly qualifies as a §5.1 Capital Improvement. The remainder is pre-construction soft cost: architectural drawings, design, surveys. The architectural contract with Bermello, Ajamil & Partners was at least 87.38% billed as of January 2026.5
The post-default federal grant
On October 1, 2023 — fifteen days after the lease was already in default — the CRA signed a $1,000,000 federal pass-through grant through Florida DEP (Land & Water Conservation Fund), with a National Park Service federal award number of FAIN P23AP01591, committing the project to completion by June 30, 2026.6 That date is less than two months away.
The same person signed both sides of the 2019 lease as City Manager and as CRA Executive Director: Gregory P. Harrison. The same Mayor, Rex Hardin, signed both sides as Mayor of the City and Chair of the CRA.4
And all of this sits on top of a July 20, 2018 City Planning & Zoning staff memo — produced on the City's own network drive, on City equipment, before the public was ever told the project's true shape — that maps the precise rezoning path the August 27, 2025 Public Purpose Adjustment now executes.7
"Option 2: City purchases site, rezones to remove PR, redesignates as Core subarea and MM use area on EOD regulating plans … doesn't require house to be considered part of McNab Park." — July 20, 2018 City Planning & Zoning staff memo, "Land Use and Zoning Analysis," G:\Zoning 2009\Special Projects\ETOC\McNab House Relocation\
That is the case. Everything below is the receipts.
By the numbers
The deal in five figures
$10
Annual rent paid by the CRA to the City under the 50-year lease4
$2.7M
§5.1 Capital-Improvement obligation, due in 4 years
$132M
10-year base-case revenue projected by the operator's own proforma — almost all from a commercial restaurant + events venue9
$5.5M
Annual EBIT projected in the operator's base case9
975+
Days the lease has remained un-declared in default
II — The Promises
Said to the public, on the record
Five years of public statements, captured on camera and in the meeting minutes, made by the people running the project. They are presented in chronological order. Click through to the source.
January 23, 2025 · CRA Board
“A totally public facility.”
Randy Hollingworth, Bermello, Ajamil & Partners.
YouTube (full meeting)
January 23, 2025 · CRA Board
“Open to the public.”
Randy Hollingworth, Bermello, Ajamil & Partners.
YouTube (full meeting)
April 15, 2025 · CRA Board
“As we’ve promised …”
Sarah Mulder, Project Manager, Pompano Beach CRA.
YouTube (ts ~17:27)
April 15, 2025 · CRA Board
“Will always remain a public park.”
Nguyen Tran, CRA Director.
YouTube (ts ~1:29:17)
April 15, 2025 · CRA Board
“Open space … preserve.”
Nguyen Tran, CRA Director.
YouTube
Written down, on the same record
May 4, 2021
“A restaurant needs 160 seats to be profitable, and I would like to know if the event structure is part of the restaurant, since I believe the McNab House can only hold 80 People tops.”
Resident Tom Drum, Question 14 of 79 to the Bermello, Ajamil stakeholder Zoom (107 unique viewers).8
May 4, 2021
“I believe you are selling us one thing, and selling us another.”
Resident Tom Drum, Question 57. Five years ago, the public asked the question this page is documenting.8
September 4, 2025
“The differences between this project and a public park…”
Sarah Mulder, Project Manager, Pompano Beach CRA — ECRA Board minutes, September 4, 2025.10
III — The Evidence
The receipts, photographed
Four pages from the City’s own files. Each image links to the full source document. Click to read.
The Lease — §3, §5.1, §5.2
Page 2 of the executed September 16, 2019 lease. §3 caps the term per Charter §250(b). §5.1 sets the $2.7M / 4-year deadline. §5.2 sets the $1.35M / 2-year interim. Both are labeled major breach if missed. Full lease PDF →
The Staff Memo to City Commission
July 23, 2019 memo from Nguyen Tran (through City Manager Greg Harrison) recommending the lease. The memo never mentions Charter §250 or voter approval — though §5.2 of the lease itself cites §250 by name. Full memo PDF →
The Pre-Decision Blueprint
July 20, 2018 internal Planning & Zoning memo — written on the City’s own G:\Zoning 2009 drive, on a City computer, before the lease was signed — that maps the exact rezoning path the 2025 PPA now executes. Open in Drive →
Bermello, Ajamil DRC Responses
February 26, 2025 written DRC responses from the project architect — submitted to City staff months before the August 27, 2025 P&Z hearing. Full responses PDF →
What the operator’s own proforma shows
The CRA’s 10‑year operating proforma — provided to the City — is not a park budget. It is a restaurant and events‑venue business plan. In the base case it projects:9
10-year operating proforma — base case
- Total revenue: $132.4 million across ten years ($194.8M upside / $81.4M downside)
- Year-10 revenue: $16.9 million ($11.85M food & beverage + $5.04M events)
- Annual EBIT: $5.5 million
- Pre-opening capital expense: ~$9.6 million ($5.0M general contractor + $700K electrical + $500K plumbing + $400K landscaping + $600K design/architect + $170K kitchen equipment + $100K bar + $1.15M contingency)
- Staff: General Manager, AGM, Executive Chef, Sous Chef, Pastry Chef, Beverage Manager, 6 FTE bartenders, 8 FTE servers, line cooks, prep, dish — $2.26 million annual compensation
That is the operator’s own document. It is unambiguously the financial model of a commercial restaurant and events venue, sitting on land the Charter still treats as a public park.
IV — The Timeline
How we got here, in chronological order
1952
McNab Memorial Park dedicated
A 2.5-acre neighborhood park at 2250 East Atlantic Boulevard, dedicated to honor local veterans.11
July 20, 2018
City staff memo maps the rezoning path — privately
Internal Planning & Zoning memo on the City’s G:\ drive presents "Option 2": rezone to remove the Parks & Recreation designation, redesignate to a non-park subarea, gain flexibility on setbacks and lot coverage. The public is not told.7
July 23, 2019
Staff memo to City Commission recommends the lease
Nguyen Tran, through City Manager Greg Harrison, recommends approval of the $2.7M / 4-year, $10/year, 50-year lease. The memo never mentions Charter §250 or voter approval.12
September 16, 2019
Lease executed — no public vote
Lease signed. Gregory P. Harrison signs as City Manager and as CRA Executive Director. Rex Hardin signs as Mayor and as Chair of the CRA. City Attorney Mark E. Berman approves as to form.4
May 4, 2021
Public stakeholder Zoom — residents raise the restaurant question
107 unique viewers, 79 questions submitted. Multiple residents (Tom Drum, Bruce Voelkel) ask point-blank about the seat count, the parking, and whether the project is really a park or a restaurant.8
May 18, 2022
First Amendment quietly expands the lease to ALL of McNab Park
The original 2019 lease covered only “a portion” of the Property for the McNab House relocation. A First Amendment to the Lease Agreement — executed May 18, 2022 by the same dual signers (Rex Hardin as Mayor and CRA Chair; Gregory P. Harrison as City Manager and CRA Executive Director) — amends the legal description in Exhibit A to include the entire 2.5-acre park. Approved as to form by Mark E. Berman (City Attorney) and Claudia M. McKenna (CRA Attorney); notarized May 18, 2022. No new Charter §250 finding accompanies the expansion.17
September 16, 2023
§5.1 four-year Capital-Improvement deadline lapses
The "major breach" deadline written into the lease itself passes. The City has not declared default. The clock on this site has been running ever since.
October 1, 2023
$1M federal grant signed — fifteen days after default
Florida DEP / National Park Service Land & Water Conservation Fund pass-through grant (FAIN P23AP01591). Commits the project to completion by June 30, 2026.6
January 23, 2025
CRA Board unveiling — "a totally public facility"
Bermello, Ajamil project architect Randy Hollingworth tells the CRA Board the project is "open to the public" and "a totally public facility." See video clips above.13
Jan / Feb 2025
Mad Room Hospitality withdraws as operator
The previously identified restaurant operator withdraws. No replacement has been publicly selected.
February 26, 2025
BA submits written DRC responses
Bermello, Ajamil & Partners submits written responses to the City’s Development Review Committee comments — six months before the public P&Z hearing.14
April 15, 2025
CRA Director: "will always remain a public park"
At the CRA Board, Nguyen Tran reassures the Board the park "will always remain a public park"; CRA Project Manager Sarah Mulder says "as we've promised". See video clips above.13
August 27, 2025
P&Z Board approves Major Site Plan with PPA
Approval is conditioned on a Public Purpose Adjustment for lot coverage, building setbacks, and street-facing fenestration — the exact three deviations the 2018 internal memo named.15
September 4, 2025
CRA minutes acknowledge "the differences between this project and a public park"
The first time the gap between project and park appears in the public minutes, in those exact words.10
November 5, 2024
Voters refuse to weaken §250
Three local Charter amendments on the ballot. Only Amendment #1 passes. Amendments #2 and #3 — which would have allowed longer leases and contracts approved by resolution instead of ordinance — both fail.3
June 30, 2026
Federal LWCF completion deadline
Forty-three days from the date this page was first posted.
V — The Adjacent Deals
Conflicts of interest the public never voted on
The lease did not happen in isolation. Two adjacent transactions, both involving CRA-connected parties, frame it:16
Adjacent CRA-connected land transactions
- 2017: Then-Mayor Lamar Fisher’s family entity, LBF Properties, sold land to the CRA shortly after he chaired the CRA Board.
- 2020 & 2021: The Florida Bulldog reports that the same family entity profited from subsequent land sales to the CRA, and that a 1% ownership loophole under §112.3143 Fla. Stat. was used to avoid disclosure.
Sources: Florida Bulldog, May 2020; Florida Bulldog, November 2021.
VI — What Happens Next
What I am asking the City to do
I am one voice on the dais. What follows is a list of public actions that, in my opinion as your District 1 Commissioner, the law and the lease require — not as a punishment, but as a return to the rules everyone agreed to in 2019.
- Declare the lease in default. The §5.1 four-year window closed on September 16, 2023. The lease itself calls that a major breach. The City’s §13.1 remedies include termination, re-entry, and removal of personalty.4
- Convene an outside forensic review. Of the project’s spend, what qualifies as a §5.1 Capital Improvement, what does not, and where the federal grant money has been routed.
- Send a §250 question to the voters. If the City wants to convert any portion of McNab Park to a non-park use, ask the people who own the park — the way the Charter requires.
- Make every dated milestone public. The October 1, 2023 federal grant; the BA contract drawdowns; the Mad Room withdrawal; the staff timeline for the June 30, 2026 NPS deadline.
- Halt new soft-cost invoices. No further architectural or consulting billings under defaulted instruments until #1 and #2 are complete.
If you would like to read the on-the-record motion text, the question list for the dais, and the Public Records Request list that supports all of this, see the companion document — McNab Park — On-Record Rider — available on request.
VII — The Documents
Read the full record
Everything on this page is drawn from longer documents in my files. Below are the five written for the public — the complete report, a shorter summary, the verbatim quotes evidence brief, a procedural comparison of what the Planning & Zoning Board heard on August 27, 2025, and a network map of the people, parcels, and contracts that connect to this project. Each is available as a PDF for reading and a Word file for re-use.
The Short Version
Summary Report for Stakeholders
A condensed report covering original site specifications, the timeline, the financial structure, and the open compliance questions — for stakeholder and community review.
The Quotes
Net-New “Won't Lose a Park” Statements
Eight verbatim statements from CRA staff, board members, and the project's design firm — all promising McNab Park would remain a public park — stacked next to the official record showing otherwise.
The August 27 Hearing
P&Z Aug 27, 2025 — Compare & Contrast
Three different versions of the same Planning & Zoning Board hearing — what the Legistar record shows, what the City’s own monthly report says, and what the YouTube captions actually captured — with the procedural questions each raises.
The Network
McNab Park — Network Map
A documented map of the people, parcels, and contracts that connect to this project — landowners adjacent to the park, the CRA’s hospitality consultant, the redevelopment-management firm whose principals own the parcel directly across E Atlantic Blvd, the City advisory body where three of the central figures sit together, and the single staff officer in whom Pompano Beach Code §155.2435 vests authority over the Public Purpose Adjustment used by this project. Every name, parcel, and code citation is sourced to Sunbiz, the Broward County Property Appraiser, Legistar, the City’s published HR records, or the Code of Ordinances.
Want all four at once? Download the public packet — all four documents in both PDF and Word, in a single zip.
Download packet (.zip)
Sources
Cited primary sources
- Coastal News, “McNab House Relocation,” July 31, 2019 — contemporaneous reporting that the CRA Board approved the lease at its July 16, 2019 meeting and the City Commission ratified on July 23, 2019.
- Pompano Beach Charter §250 — live published Charter text, May 18, 2026: disposal of a park requires majority voter approval; lease term cap is 50 years per §250(b).
- City Clerk Charter Amendments explainer + Legistar File 24-310 (Ordinance 2024-36) — three Charter amendments placed on Nov 5, 2024 ballot; only Amendment #1 passed.
- Executed Lease Agreement, City of Pompano Beach ↔ Pompano Beach CRA, effective September 16, 2019 (Legistar File 19-601). Local copy: Executed_Lease_2019.pdf. §3 invokes Charter §250(b); §5.1 sets the $2.7M / 4-year deadline as “major breach”; §5.2 cites §250 by name; §13.1 specifies remedies including termination, re-entry, and removal of personalty. Signed by Rex Hardin (Mayor / Chair), Gregory P. Harrison (City Manager / CRA Executive Director), Asceleta Hammond (City Clerk); approved as to form by Mark E. Berman (City Attorney).
- Bermello, Ajamil & Partners architectural contract; invoice records on file with the CRA (most recent in author’s possession dated January 2026 showing $1,506,358.45 billed of a $1,723,839 cap = 87.38%).
- Florida DEP Land & Water Conservation Fund grants program. CRA grant award LW758, NPS Federal Award FAIN P23AP01591, executed October 1, 2023, completion deadline June 30, 2026.
- “Land Use and Zoning Analysis” — July 20, 2018 internal City Planning & Zoning Division memo, originally saved at G:\Zoning 2009\Special Projects\ETOC\McNab House Relocation\LAND USE AND ZONING ANALYSIS.docx; provides Option 1 (keep PR) and Option 2 (rezone to remove PR) for the McNab House relocation.
- McNab House & Gardens Community Stakeholder Meeting Zoom — May 4, 2021 (Webinar ID 966 5624 7593). 107 unique viewers, 142 total users, 98 max concurrent, 79 questions submitted. Records on file with the author.
- CRA McNab House and Gardens 10-Year Operating Proforma (read-only Numbers spreadsheet on file with author). Base case 10-year revenue $132.4M; year-10 revenue $16.9M; year-10 EBIT $5.81M; pre-opening capex ~$9.6M; staff schedule includes Executive Chef, Sous Chef, Pastry Chef, six FTE bartenders, eight FTE servers, line cooks, prep, and dish.
- East CRA Board Minutes, September 4, 2025 — Sarah Mulder, Project Manager, Pompano Beach CRA, statement re: “the differences between this project and a public park.”
- Tom Terwilliger letter, New Pelican, July 5, 2019 — historical record of McNab Memorial Park’s 1952 dedication.
- City Commission staff memo, July 23, 2019, from Nguyen Tran, CRA Director, through Gregory P. Harrison, City Manager, recommending Lease Agreement (Legistar File 19-601). Local copy: Staff_Memo_2019.pdf.
- CRA Board, January 23, 2025 and April 15, 2025 — full meeting recordings on the City’s public YouTube. Statements by Randy Hollingworth (BA), Nguyen Tran (CRA Director), and Sarah Mulder (CRA Project Manager).
- Pre-Application DRC Comment Responses, Bermello, Ajamil & Partners, February 26, 2025 (22 pages). Local copy: BA_DRC_Responses_Feb2025.pdf.
- Planning & Zoning Board, August 27, 2025 hearing. YouTube recording; Public Purpose Adjustment conditioned on three deviations (lot coverage, setbacks, fenestration).
- Florida Bulldog, “Broward Commissioner Cashed In On Land Sales To Pompano CRA He Recently Led,” May 2020 and “Ethics Watchdog Loophole Gives Lamar Fisher Pass For $565K Profit Land Sales,” November 2021; §112.3143 Fla. Stat. on voting conflicts.
- First Amendment to Lease Agreement between City of Pompano Beach and Pompano Beach Community Redevelopment Agency, executed May 18, 2022. Expands the leased “Premises” from a portion of the Property to all of McNab Park via a new Exhibit A legal description (prepared by McLaughlin Engineering Company). Signed by Rex Hardin (Mayor and CRA Chair), Gregory P. Harrison (City Manager and CRA Executive Director), Asceleta Hammond (City Clerk), and Cassandra LeMasurier (CRA Assistant Secretary); approved as to form by Mark E. Berman (City Attorney) and Claudia M. McKenna (CRA Attorney); notarized by Kimberly J. Vazquez (FL Notary HH 201033). Recital C states that the original Lease “contemplated that the remainder of the Property would be included in the Premises once the CRA was prepared to move forward with the second phase of the Project.” No new Charter §250 finding accompanies the expansion. Local copy: First_Amendment_Lease_2022.pdf.